Pre-Launch Project
Raymond Realty Mahim 2: Pre-Launch Residential Project in Mahim West, Mumbai
Raymond Realty's Mahim 2 is a residential joint development project in Mahim West, Mumbai, still at pre-launch stage as of October 2026. The developer has said it plans to launch two Mahim projects in the second half of FY27, which runs from October 2026 to March 2027.
| Status (as of October 2026) | Pre-launch. No new project launches were recorded in the quarter to September 2026. |
|---|---|
| Developer | Raymond Realty Ltd, listed on BSE and NSE |
| Location | Mahim West, Mumbai, Maharashtra 400016 |
| Product type | Residential, developed under a joint development agreement (JDA) with a landowner |
| Planned launch window | Second half of FY27 (October 2026 to March 2027) |
| Gross development value (company label Mahim 2) | ₹2,300 crore |
| RERA carpet area (Mahim 2) | 0.39 million sq ft |
| Combined GDV of the two Mahim JDA projects | Over ₹4,100 crore |
Launch status and timing
As of October 2026 the project is listed as pre-launch. The developer's second-quarter FY27 update said it plans to launch two joint development agreement projects in Mahim during the current financial year, with a cumulative gross development value of more than ₹4,100 crore, and it expects the two Mahim JDA launches over the next two quarters, which is the second half of FY27.
The same quarter brought no new launches. Pre-sales for the quarter were ₹902 crore, rising 98% year on year, while collections rose 67% to ₹682 crore.
Scale and disclosed figures
The company has put numbers on its two Mahim projects. The first carries a gross development value of ₹1,800 crore across 0.41 million sq ft of RERA carpet area. The project labelled Mahim 2 carries a gross development value of ₹2,300 crore and 0.39 million sq ft of RERA carpet area. Together they account for 0.80 million sq ft.
Units, tower count, floor count and possession dates for Mahim 2 have not been disclosed in the company's public updates, and the price band has not been set out so far. Readers should treat any unit-level price or configuration figure circulating online as unconfirmed by the developer.
Location and the Mahim West context
Mahim West is the area where Raymond has been building its Mahim portfolio. In February 2025 the company said its 100 per cent owned step-down subsidiary, Ten X Realty West Ltd, has signed a joint development agreement of a prestigious residential project in the prime location of Mahim West, Mumbai. That deal was valued at about ₹1,800 crore, and the company described it as its second residential project in the locality.
An earlier Mahim West disclosure dates to October 2023. Ten X Realty Ltd, a step-down wholly-owned subsidiary of the company, was selected as the preferred developer for redevelopment of Kumari Jethi T Sipahimalani CHS Ltd, also known as Navjivan Society, located in Mahim West, Mumbai. The filing said the land spans 3.6 acres and was estimated to have a revenue potential in excess of Rs 1,700 crore over the project period. The company has not tied that redevelopment to either of the two Mahim JDA labels in its public updates.
The Shitaladevi Mandir metro station on Line 3 (Aqua Line) opened to the public on 10 May 2025, giving the Mahim West area a rail link to the wider city.
Developer context
Raymond Realty builds through a capital-light JDA model, bringing in its own brand and development capability while partners supply land. Its Mumbai expansion beyond Thane has been driven by redevelopment deals, and the developer follows an asset-light model and develops projects through joint development agreements with respective partners. Its brands for residential work are Tenx (aspirational), The Address by GS (premium) and Invictus by GS (super premium).
The company's pre-sales for the first half of FY27 reached ₹1,602 crore, growing 111%. Its Mumbai JDA portfolio is also large relative to its Thane land bank, which the company describes as an earlier base of operations.
Risks to the launch timeline
Launch timing depends on approvals and on the registration process. Coverage of the company's update has flagged regulatory or approval delays for upcoming Mahim joint development projects as a risk to the schedule. Buyers should check the MahaRERA registration and approved plans once they are published, since these will set out the verified configurations, carpet areas and possession dates for the project.
Frequently asked questions
Is Raymond Realty Mahim 2 on sale yet?
No. As of October 2026 the project is at pre-launch stage. The developer's planned launch window for its two Mahim JDA projects is the second half of FY27, which runs to March 2027.
Who is developing the project?
Raymond Realty Ltd is the developer. Its Mahim West deals have been signed through step-down subsidiary Ten X Realty West Ltd, which is a 100 per cent owned subsidiary.
Where is the project located?
The project is in Mahim West, Mumbai, within postal code 400016. The company's Mahim West redevelopment disclosures place the work in the Mahim West residential area.
How big is the project?
The company labels the project Mahim 2 and gives it a gross development value of ₹2,300 crore and 0.39 million sq ft of RERA carpet area.
Are the two Mahim projects part of a larger plan?
Yes. The company's two Mahim JDA projects have a combined gross development value of over ₹4,100 crore and a combined RERA carpet area of 0.80 million sq ft.